Constant Clogger (by E [CA]) May 6, 2019 1:05 AM|
Constant Clogger (by Frank [NJ]) May 6, 2019 2:32 AM
Constant Clogger (by e [CA]) May 6, 2019 3:47 AM
Constant Clogger (by Roy [AL]) May 6, 2019 4:41 AM
Constant Clogger (by LisaFL [FL]) May 6, 2019 6:25 AM
Constant Clogger (by DJ [VA]) May 6, 2019 7:40 AM
Constant Clogger (by JKJ [MA]) May 6, 2019 7:52 AM
Constant Clogger (by Ken [NY]) May 6, 2019 8:14 AM
Constant Clogger (by Still Learning [NH]) May 6, 2019 8:15 AM
Constant Clogger (by Deanna [TX]) May 6, 2019 9:09 AM
Constant Clogger (by AllyM [NJ]) May 6, 2019 9:35 AM
Constant Clogger (by Laura [MD]) May 6, 2019 9:50 AM
Constant Clogger (by RR78 [VA]) May 6, 2019 10:08 AM
Constant Clogger (by Oregonwoodsmoke [ID]) May 6, 2019 10:34 AM
Constant Clogger (by e [CA]) May 6, 2019 12:03 PM
Constant Clogger (by RR78 [VA]) May 6, 2019 1:18 PM
Constant Clogger (by Moshe [CA]) May 6, 2019 1:36 PM
Constant Clogger (by e [CA]) May 6, 2019 1:38 PM
Constant Clogger (by e [CA]) May 6, 2019 1:52 PM
Constant Clogger (by Moshe [CA]) May 6, 2019 3:22 PM
Constant Clogger (by e [CA]) May 6, 2019 4:52 PM
Constant Clogger (by WI House [WI]) May 6, 2019 4:53 PM
Constant Clogger (by e [CA]) May 6, 2019 5:16 PM
Constant Clogger (by Vee [OH]) May 6, 2019 6:40 PM
Constant Clogger (by Moshe [CA]) May 6, 2019 6:57 PM
Constant Clogger (by e [CA]) May 6, 2019 7:02 PM
Constant Clogger (by Moshe [CA]) May 6, 2019 7:03 PM
Constant Clogger (by e [CA]) May 6, 2019 7:04 PM
Constant Clogger (by Moshe [CA]) May 6, 2019 7:10 PM
Constant Clogger (by S i d [MO]) May 6, 2019 8:43 PM
Constant Clogger (by 6x6 [TN]) May 6, 2019 9:11 PM
Constant Clogger (by JKJ [MA]) May 6, 2019 9:31 PM
Constant Clogger (by Ned [AL]) May 6, 2019 10:45 PM
Constant Clogger (by e [CA]) May 6, 2019 10:59 PM
Constant Clogger (by e [CA]) May 6, 2019 11:05 PM
Constant Clogger (by Moshe [CA]) May 7, 2019 12:27 AM
Constant Clogger (by Salernitana [CA]) May 9, 2019 2:50 AM
Constant Clogger (by E [CA]) May 22, 2019 1:38 PM
Constant Clogger (by Barb [MO]) May 22, 2019 4:25 PM
Constant Clogger (by plenty [MO]) May 22, 2019 4:38 PM
Constant Clogger (by Robert J [CA]) May 27, 2019 10:36 AM
Constant Clogger (by E [CA]) May 28, 2019 4:05 PM
Constant Clogger (by JB [OR]) May 31, 2019 2:37 AM
Constant Clogger (by E [CA]) May 31, 2019 12:03 PM
Constant Clogger (by JB [OR]) May 31, 2019 3:13 PM
Constant Clogger (by Cjoíh [CT]) Jun 5, 2019 1:04 AM
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Constant Clogger (by E [CA]) Posted on: May 6, 2019 1:05 AM
I have a tenant who moved in about 6 weeks ago, into my SFR rental. Unfortunately it's been a bad start. After about week she moved in, the drain clogged. So initially I tried to use 25' Rigid snake to snake it out. It didn't unclog the drain, however, I snaked out at least 5 baby-wipes. I asked her if she or her family members did it. She denies it and tells me she emphatically tells her children and husband not to flush baby-wipes, so I give her the benefit of the doubt. So I now I call a professional plumber this same day because I can't unclog the drain....He installs a new cleanout, because this house did not have one; this was a costly $2100 job. So before he completes his job, he ensures that all the drains in both restrooms, the washing machine, kitchen etc. all drain properly, and they do. About two weeks after this, she calls again and complains of clogging. I snake it out and unclog the drain. But what do you know? I extract a couple baby wipes. This time I was unhappy and my voice showed this. I didn't ask whether she flushed baby wipes. Instead, I asserted to her "I asked you not to flush baby-wipes!" She vehemently denied it. I asked her, "If you didn't do it, then did your family members?" She denies it again. Then I ask her in stern tone, "Then why did I find these?" (while holding the nasty baby-wipes that I just snaked out). After this, the drain drained fine. Now, again, about two weeks later, she complains of the same issue. I call up the professional I used, who installed the cleanout and did the intial drain cleaning. I told him I strongly believe I have a recalcitrant and disrespectful tenant who won't follow rules. He agreed to come out in a few days to check it out.....Essentially, I want to kick her out because I fear she will repeatedly do this down the road. She signed a two year lease. What can I legally do to terminate this lease ASAP? --47.154.xxx.xxx
Constant Clogger (by Frank [NJ]) Posted on: May 6, 2019 2:32 AM
You can steal her garbage late one night and see if there are baby wipe packaging in it and use it as evidence for when you bill her for it. --174.225.xxx.xxx
Constant Clogger (by e [CA]) Posted on: May 6, 2019 3:47 AM
I video recorded the bathrooms, and there is a box of baby wipes on the tank. It's difficult to say that's enough proof. And I don't want to dig through her garbage. If she disposed of them in the garbage, I wouldn't be having this problem. --47.154.xxx.xxx
Constant Clogger (by Roy [AL]) Posted on: May 6, 2019 4:41 AM
A box of baby wipes on the tank would be more than enough proof for me. Just issue a 30 day notice to vacate. Tell her you plan on selling this house. --68.63.xxx.xxx
Constant Clogger (by LisaFL [FL]) Posted on: May 6, 2019 6:25 AM
Charge her for the clogged drain service calls. Not the initial one but any future ones. In fact that should be built into your lease. I have found this solves the issue.
If she's not doing it- someone she allows in her unit is doing it and she is therefore responsible. --216.186.xxx.xx
Constant Clogger (by DJ [VA]) Posted on: May 6, 2019 7:40 AM
Hoo, boy! I see a couple problems.
1) New tenant on a 2-year lease. Why? That restricts you more than the tenant.
2) Does your lease contain a clause that addresses this issue? It should say clearly something like:
>Periodic inspections will be performed by Landlord, to ensure the premises is being maintained in good condition. When maintenance or repairs are needed, the work will be performed promptly by Landlord. When damage is caused by the actions or negligence of Tenant or Tenantís family, invitees, guests, the damage repair will be billed to Tenant. Tenant agrees to pay the repair bill before the next rent due date. Remember, MONIES RECEIVED ARE APPLIED FIRST TO OUTSTANDING BALANCES, IF ANY, AND THEN TO THE CURRENT RENT.
>Tenant shall not abuse the sewer system, e.g., do not deposit cooking oil/grease, tobacco, coffee grounds or other food, wastes or materials, including but not limited to diapers, sanitary napkins or hair down sinks or commodes. The only item approved to be disposed of down the sink or tub/shower is water - clean or used wash-water. Filters must be used to prevent any solids from going down the drain. The only items approved to be disposed of down the toilet are bodily excrement and reasonably necessary amounts of toilet tissue.
>All drains have been tested before Tenant taking possession. They are all free of any blockage. Any blockage caused by Tenant will be cleared by Landlord and billed to Tenant. Tenant agrees to pay the cost of any such work immediately as additional rent.
If you don't have clauses like that, add them. (of course, make sure you are compliant with CA law)
3) If it does have clauses like that, enforce them. You already set a bad precedent that you now have to un-do, by paying for the service when you knew the tenant was at fault. Now you have to stiffen up your back and say," Hey, I shouldn't have even paid the first time - you got lucky there - but it's not going that way any more"
4) Don't question and argue with the tenant. Take a photo for your records. Communicate in writing. Send written notice immediately after the work. You might include a copy of the photo, and a copy of the bill if you want - but not necessary. They know what they did. Keep the notice professional and matter-of-fact.
Date, problem, fee, due date (see above clause), your signature, mail it.
Check CA law for any special requirements for giving notice, etc.
5) Attend Jeffrey's bootcamp in July - you will not regret it.
Constant Clogger (by JKJ [MA]) Posted on: May 6, 2019 7:52 AM
DJ, this is why I love this site, here I was thinking I knew exactly how to handle this and had the perfect verbiage in my lease in case something like this arose in my unit. And then I read your post and realize I can do better, Iím going to add some of the verbiage in the clauses you posted above to my leaseís. E, DJ covered all the bases on how a LL should handle your situation in my opinion. Good luck, hope whatever you do resolves the issue. --174.192.xx.xx
Constant Clogger (by Ken [NY]) Posted on: May 6, 2019 8:14 AM
Don't get mad,not worth the effort.Realize she or someone is just too stupid to understand.Pay the pro so you have a receipt and she has to reimburse you,any money comes in goes to the bill first and rent second,then she owes rent if she doesn't send it all and you evict for non payment of rent --72.231.xxx.xxx
Constant Clogger (by Still Learning [NH]) Posted on: May 6, 2019 8:15 AM
Using the trash can next to the toilet takes practice (if they even have one there). We have a boat and no tp is allowed to be flushed. We keep a pair of gloves for that purpose if someone forgets. If the lease isnít clear or you havenít told her she is responsible, give her a copy of the bill, a pair of gloves and a paper sign to hang on the wall or toilet reminding them not to flush wipes because the next plumbing visit will cost $$$. It is babying the tenant, but they will get the point. --24.61.xxx.xx
Constant Clogger (by Deanna [TX]) Posted on: May 6, 2019 9:09 AM
I have an item in my docs, which we came up with after a certain set of tenants had a fondness for pouring grease down the kitchen drains.
Basically, the ll shall be responsible for all plumbing repairs for the first 60 days of the tenant's occupancy. However, after 60 days, the tenant is responsible for the first $100 in plumbing repairs for each service call needed, which shall not be deductible from the rent.
I like to coordinate all the plumbing calls myself-- I don't want my house to get wrecked because the tenant doesn't want to shell out for a plumbing call-- but the item does allow me to transfer some of the financial responsibility to the tenant for the tenant's own habits. --96.46.xxx.xx
Constant Clogger (by AllyM [NJ]) Posted on: May 6, 2019 9:35 AM
You need to give her a notice to cease the behavior and then a notice to quit because this is never going to stop for two years. I had a male nurse, an anesthesia tech, use those and it stopped up the whole pipe which was under the cement in the basement. It cost me about three grand to get the plumber to run another line around the walls and out to the sewer. I saw the adult wipes on his tub when I went in with the plumber after the clog was reported. You would think someone that well skilled would know better. They don't listen and they don't care especially since you have kids in your rental. --173.61.xxx.xx
Constant Clogger (by Laura [MD]) Posted on: May 6, 2019 9:50 AM
I would charge her for the plumbing costs. I would take it out of the rent and sow her rent as unpaid if she did not pay. Of course this works best if your lease has an application of payments clause. --108.51.xxx.xxx
Constant Clogger (by RR78 [VA]) Posted on: May 6, 2019 10:08 AM
Time to just train the tenant.
I also have always had a lease clause to make it clear to tenants.
But tenants are still responsible for any damages not caused by normal wear & tear.
Baby wipes are not made to go in a sewer line and it is not considered normal to do so.
Sometimes depending on the tenant I will take care of the drain cleaning the first time. Just to be fair. Slight possibility old tenant could have left a partial blockage in the line.
In your case you know the first time you had a professional clear the line. And they can testify that the line was cleared. And was caused by items that should not be put in a drain line.
Explain to them they will be charged for this next drain cleaning. They are free to talk to the plumber or get a different plumber. To verify no baby wipes can get in the drain except from inside the house and the problem is not with the drain lines you have.
After they pay for the drain cleaning once or twice the problem should solve itself.
Dont think you need to. But another option is to have the line inspected with video. The plumber can give you a copy of the video that shows a clear line and you can also see if any problems with the sewer line. Such as old cast iron lines that are cracked or have a lot of rust. That will make them clog a lot easier.
Constant Clogger (by Oregonwoodsmoke [ID]) Posted on: May 6, 2019 10:34 AM
I suggest that you stop telling her and put it in a written notice. --98.146.xxx.xxx
Constant Clogger (by e [CA]) Posted on: May 6, 2019 12:03 PM
My mother is the owner of this property and I play "property manager." I am very handy and can perform a lot of basic home maintenance. As a matter of fact I was the one who replaced 45' of termite damaged, load-bearing walls to this property, pulled permit...and passed. My mother is kind of meek, a pushover. I told her to be firm from this point forth. I exhorted my mom to tell the tenant to sign a new clause, that overrides the original 2 yr. lease, that changes the lease into a month-to-month basis...and, that the tenant would pay for future plumbing clogs. My mother refuses to ask the tenant to sign the part switching to a month-to-month lease. My mother is being a pushover, but also because of the rent revenue she fears losing if we are successful at kicking this tenant out. It takes 6 months average to find a qualified tenant. Furthermore, ideally, I don't want to have to snake out the plumbing to this property even if the tenant agrees to pay future plumbing charges. Frequent snaking causes vibrations, potential damage to cast iron pipes. This could cause drain pipe to break underneath concrete slab of house (house is one story, no crawl space). Thanks for all the advice people. --47.154.xxx.xxx
Constant Clogger (by RR78 [VA]) Posted on: May 6, 2019 1:18 PM
As long as you know the condition of the pipes are good. And you have a plumber say this is not normal use of the pipes.
This is no difference than any other damage they could do.
That is why I say just train them instead of kicking out.
Just like I could care less if a kid throw a baseball thru a window. Just as long as they pay for the damages with no problem. And is fixed just as good or better than original.
Things happen and as long as no cost to me, then I consider part of the business.
I have been known to even allow then to split the damage payment over a few months.
Example had one with a kid that damaged 4 hollow core interior doors. So had them replaced with upgraded soild core doors.
Which the tenant agreed to since it could save them money if it happened again.
Spread it out over 5 monthly payments. Same tenant with me now 8 years later. So no turnover cost.
Constant Clogger (by Moshe [CA]) Posted on: May 6, 2019 1:36 PM
It doesn't help you for this tenant, BUT:
In CA, maintenance of plumbing systems is generally landlord responsibility EXCEPT under certain condition. DJ[VA]'s formulation doesn't satisfy the condition. Never use a homemade lease clause.
See a competent CA landlord attorney to draft your lease properly.
Constant Clogger (by e [CA]) Posted on: May 6, 2019 1:38 PM
I called up this woman's last landlord a couple weeks ago, and surprisingly she wasn't a pain in the butt. Of course we ran basics like credit check and income verification. But I wish my mom would've at least done a face to face interview prior to handing over the keys. She was a finicky person off the bat, and that should've been a warning sign to us. For example, she has a french door frig, but the frig spot to this property can only accommodate a single door frig. She had the gall to request us to cut off the brand new, plywood (not cheap rental grade MDF or particle board), shaker cabinets that were installed. She wanted me to mutilate my $6000 worth of cabinets to accommodate her double door frig. Very, very arrogant and inconsiderate gesture imo.
#1 it's difficult to get this woman to concede to the fact that she most likely clogged the drain with baby wipes. She's very condescending towards me because she shakes her head as I tell her the diagnosis, essentially blowing me off, because I'm not a licensed pro. So establishing facts, such as who did what, is very difficult with this uncooperative woman.
#2 Say she agrees to future plumbing charges, and the snake is used 6, 7 times a year because of her reckless habit....and it ends up breaking the pipes beneath the slab of the house. And say it costs $3,4K to repair which is a realistic guess. You will have a hard time establishing who is liable. She most likely will repudiate it. Because plumbing pipes are obscured beneath the concrete slab; broken window is obvious just by pointing out "before and after." And at this point, she'll probably want to move out, leaving me out to dry. I don't even want to go this route, unless a new clause stating that she's responsible for future plumbing charges changes her behavior so that she no longer clogs the drain.
This woman is one of those kind of people who is not only delusional and condescending, but she is incredibly dumb when it comes to the physical dynamics of things. She lacks common sense.... --47.154.xxx.xxx
Constant Clogger (by e [CA]) Posted on: May 6, 2019 1:52 PM
Mosh, from what I read it depends on what the cause is. If it's roots in the main line, then = LL. If it's cases like this, then = tenant. --47.154.xxx.xxx
Constant Clogger (by Moshe [CA]) Posted on: May 6, 2019 3:22 PM
Where did you read that?
CA law requires that "Plumbing or gas facilities that conform to applicable law in effect at the time of installation, maintained in good working order", else dwelling is untenantable.
Constant Clogger (by e [CA]) Posted on: May 6, 2019 4:52 PM
Moshe, what I read was, granted that the drain is clear, but roots grow in the main line, then roots are the LL's responsiblity. But say there are no obstructions anywhere, no roots in the main line, no obstructions in the drain, and the tenants clog the line by putting baby wipes and other inappropriate items down the drain, then the plumbing charges are the responsibility of the tenant. It's conditional, upon the tenant acting responsibly. The LL cannot be responsible for irresponsible behavior such as baby wipes being flushed down. --47.154.xxx.xxx
Constant Clogger (by WI House [WI]) Posted on: May 6, 2019 4:53 PM
E - Sorry you're going through this. I had a tenant damage an expensive appliance this year and they are not taking responsibility. The issue has yet to be resolved.
I am really curious about the comment that it takes 6 months to find a qualified tenant for this property. How can that be? I am trying to imagine the circumstances. --47.41.xxx.xxx
Constant Clogger (by e [CA]) Posted on: May 6, 2019 5:16 PM
Wi, the 6 months I came up with, is because my mother owns 3 rental properties total. The other two took about that much time. This one took 5 months. I use 6 months as "worst case scenario." The house to the right of my property, also took 6 months, and hence my "6 month" average.
I'm in CA where the average rent is at least $3,500/month for an SFR. I'm in a desirable, pretty expensive area. This property is 1500 sq. ft. on a 5500 sq. ft. lot. Houses this size are easily $1M in this area. A lot of people who look at the house, either aren't interested (they don't even submit application after they've seen it), or if they do, but their credit is good, other issues such as, their gross income is less than 3x rent, or vice versa, or both. I only take 700+ FICO score with at least 10 yr. history and a high line of $50K+ paid off successfully and of course gross triple rent payment. --47.154.xxx.xxx
Constant Clogger (by Vee [OH]) Posted on: May 6, 2019 6:40 PM
Tenant pays the bill and writes to baby wipe company to get refunded... --76.188.xxx.xx
Constant Clogger (by Moshe [CA]) Posted on: May 6, 2019 6:57 PM
I asked, "WHERE did you read that"!!!
Yes, roots are LL's responsibility.
If there are no roots, but there are baby wipes flushed down the drains, then what happens?
What happens is that landlord is responsible to fix the problem, but he can go to court and ask that he be reimbursed for the cost by the tenant, but in order to do that he HAS TO PROVE that it was THIS TENANT that caused the problem. Just the absence of obstructions anywhere, no roots in the main line, no obstructions in the drain plus the presence of baby wipes in the line won't be enough. PROOF IS PROOF!
Constant Clogger (by e [CA]) Posted on: May 6, 2019 7:02 PM
When the professional plumber clears the line underneath the house, and the main line, then it is enough proof. If it drains fine after he cleared the line, that alone is enough proof. If he get a camera after he clears this line, and the video shows there are no obstructions, enough proof.
Constant Clogger (by Moshe [CA]) Posted on: May 6, 2019 7:03 PM
" What can I legally do to terminate this lease ASAP? "
If the tenant is month-to-month, then you need to give 30 days notice that her tenancy is being terminated, and then go to court to evict her if she doesn't comply. If she has a fixed-term lease then it is more complicated. Since you evidently are not familiar with what to do, I suggest that you hire a competent eviction attorney to do it for you.
If you are in a rent-controlled area or other just-cause eviction jurisdiction, then the problem may be MUCH more complicated. Get an attorney.
Constant Clogger (by e [CA]) Posted on: May 6, 2019 7:04 PM
btw, moshe, i doubt you have experience in this and that you're not a lawyer. just arbitrarily stating stuff doesn't mean that's how real estate laws work. ciao! --47.154.xxx.xxx
Constant Clogger (by Moshe [CA]) Posted on: May 6, 2019 7:10 PM
" When the professional plumber clears the line underneath the house, and the main line, then it is enough proof. If it drains fine after he cleared the line, that alone is enough proof. If he get a camera after he clears this line, and the video shows there are no obstructions, enough proof. "
Why don't you check with an attorney before spending your money?
This is not a question of real estate law. Its a question of landlord tenant law. You are right that just stating stuff doesn't mean that how it works.
Constant Clogger (by S i d [MO]) Posted on: May 6, 2019 8:43 PM
e, welcome to Mr. LL.
Here in the Mid-West, our laws are simple and our judges are fair: if the tenant breaks it, I fix it, but then tenant pays me back for it. That much at least seems congruent with CA's practice. However, PROOF (ah, what a fun word!) doesn't have to be video evidence with a date and time stamp. In our lease we state that the TENANT agrees that all drains are in working order at the time the lease commences--and that the tenant tested all drains to verify they are working--so that any future clog not due to mechanical failure of the line and/or tree roots = tenant pays. So basically as long as the contractor confirms on the invoice what caused the clog, that's sufficient evidence for our judge to rule in favor of the LL. --173.20.xxx.xxx
Constant Clogger (by 6x6 [TN]) Posted on: May 6, 2019 9:11 PM
This woman is one of those kind of people who is not only delusional and condescending, but she is incredibly dumb when it comes to the physical dynamics of things. She lacks common sense....
She does not lack common sense. She simply does not care because you are paying the bill and spending your time.
Make her pay the bill if you can legally do so and it will stop. --73.120.xx.xxx
Constant Clogger (by JKJ [MA]) Posted on: May 6, 2019 9:31 PM
E, Sounds to me like you have all the answers already, so are you just looking for folks to agree with you? If so, probably better go talk to your mom. My mom agrees with most of what I say and when Iím looking for someone to tell me Iím right, sheís my go to call. If Iím looking for advice, I go here. Then I take all the advice I asked for and choose what works best for me, if it doesnít work for me, I donít use it. --71.248.xxx.xxx
Constant Clogger (by Ned [AL]) Posted on: May 6, 2019 10:45 PM
Doesn't matter if a clause is professionally written, or even able to withstand legal challenge.
What matters most of the time is whether or not the clause or practice/process works.
9/10 times...I don't give a hoot whether my clauses will hold up in court. I do care if they get the action / reaction I need from tenant.
Constant Clogger (by e [CA]) Posted on: May 6, 2019 10:59 PM
My plan is, when the pro plumber shows up, I will ask him to run the camera through the drain and main line, after the drain is cleared. This way, it unequivocally shows, via video, that there is no obstruction. And if there is another complaint thereafter, then I believe I have all the proof to show that the tenant recklessly flushes wipes down the toilet. Unfortunately, there are people like this. They have a problem following simple, yet reasonable orders. I think I'm dealing with a sociopath.
And honestly, I don't like everyone's answers. Some sound absurd to me, like people who play devil's advocate. But most of them sound reasonable in that they'd hold up in a court of law, if I have to take it to that extreme. --47.154.xxx.xxx
Constant Clogger (by e [CA]) Posted on: May 6, 2019 11:05 PM
SID, that is one hard lesson I am now learning. Next time I will remember to put that in the lease, have them initial it, before finalizing everything. In the nearly 20 years my mother ran her 3 properties, this is the most problematic tenant we've encountered thus far. It's first of its kind...and a hard lesson. --47.154.xxx.xxx
Constant Clogger (by Moshe [CA]) Posted on: May 7, 2019 12:27 AM
NED, you are at least partially right.
When I want to accomplish something, if I can, I will choose to find a way to do it according to law, in a way that WILL hold up in court. My credibility with the tenants is at stake.
But I also am not above occasionally putting a clause into my lease just for the effect on the tenant.
Constant Clogger (by Salernitana [CA]) Posted on: May 9, 2019 2:50 AM
If you're in Northern California, you could at least contact the eviction attorney, Todd Rothbard, of West San Jose to at least look into legal representation. His office is very effective.
I know people like your tenant who check out well and look good on paper but are out of their minds. Please share what happens if you can, and best of luck too. --73.93.xx.xx
Constant Clogger (by E [CA]) Posted on: May 22, 2019 1:38 PM
Update: So May 13th or 14th, we had the professional plumber visit again. He took a camera and we inspected the drain from the rearmost (master bath, which is the end of the drain underneath slab of house) to the cleanout (essentially where the drain exits from the house, and into the main line). No obstructions, but unfortunately "backup." We get the drain hydrojetted and it's working just fine, for about a week now. This is nearly $2,600 in plumbing bills thus far. Yesterday I visited and turned the shower on for literally 3 minutes straight, and flushed the toilet three times, in this same bathroom, while the shower was on. No problem, draining fine....Then Ms. Incessant Complainer aka tenant complains to me that other bathroom bathtub drains "slowly." I turn on water at the faucet (not shower head) and it drains fine from my observation; it will "build up to about 3/4 mark to rear of tub with maybe 1/2" of water depth, and when I shut off water it will drain with the gurgle sound. Does not seem like it's draining slow to me. I have an incessant complainer aka Mrs. Impossible-to-please. Not to sound vindictive, but if she complains about another drain clog, and we find wipes or other inappropriate items in drain, I will boot her. Btw, I had the plumber stick the camera down the drain after the hydrojet service, and it shows no obstructions... --47.154.xxx.xxx
Constant Clogger (by Barb [MO]) Posted on: May 22, 2019 4:25 PM
Might be time for the happy clause --172.58.xxx.xx
Constant Clogger (by plenty [MO]) Posted on: May 22, 2019 4:38 PM
Stop it! Stop it! Stand on a chair. How frustrating! Simply ask tenant "Do you want you live here?" ((Yes)) Ok here is the deal. You can not flush such and such down the drain. That is what you have to do to live here. If you can't do that then you can not live here. Here is the last bill from the plumber ... you have 10 days to pay it. Go right now and bring me the wipes. Take them with you. The End. Urghhh. --99.203.xx.xxx
Constant Clogger (by Robert J [CA]) Posted on: May 27, 2019 10:36 AM
Besides being a long time landlord, Contractor and licensed Plumber, I also managed some of my clients rentals. Upon each vacancy I would snake all plumbing drains. This would insure tenants wouldn't have any surprises with drain back-ups.
The clients that "refused" to take "preventative" measures and had the attitude to only "fix" what is "broken" paid for their foolishness in the long run. Examples:
Downstairs unit drain overflows when the upstairs tenant showers, flushes the toilet or runs a load of laundry. So instead of having someone snake the drains, you're now paying for new flooring, mold abatement, drywall repairs and re-painting. --47.156.xx.xx
Constant Clogger (by E [CA]) Posted on: May 28, 2019 4:05 PM
I concur. As a landlord you have to be proactive. Sometimes the lessons are the learned the hard way, but it's better to learn the lessons than to ignore them and repeat the same mistakes. My mother who's technically the landlord, while I play property manager, has this flaw in her personality. She plays things by ear and I think it's foolish. When you play things by ear or just go by he said, she said, you're going to run into a lot of heartache. You got to document things be it video record it with your smartphone, write down all maintenance/repair work with date, description, etc. My mother doesn't do this, and it can hurt her.
Now here's another problem, because hopefully the plumbing issue is resolved. When this tenant first moved in, she complained about flickering lights; it was windy some days since she moved in. My uncle, who's a licensed electrician, came over and checked it out. And after about 2 hours, he concluded that there is nothing wrong with the electrical from the breaker box to inside the house; the problem is from the weather head to the electrical pole, or in other words, it's the utility company's responsibility. And sure enough it was. There were 3 visits by them total. 1st time, the utility worker just installs a new connection to the neutral wire on the pole; doesn't solve the problem; second visit, they just install new connections to L1 & L2 on the pole; ditto. 3rd visit, these guys finally fix the connection from weather head to pole, and problem is resolved. My uncle initially said that because the voltage fluctuates, it is a problem with the source i.e. utility company's connection to the house. Now this delusional tenant still thinks there is an electrical problem, after the utility company fixed the issue and the electricity in the house seems fine to me, after observing it. When the washing machine goes into "wash" or agitate cycle, the lights of the house will faintly flicker, but it is literally a second or two, then it will light normally. This stupid woman has no common sense, and refuses to hear my explanation that high amperage electrical equipment like washing machines, dryers, vacuums, etc. do that, and that the "come & go" drop in voltage/amperage is normal operation.....I exhorted my mother to boot this difficult tenant, but my mother is being hardheaded. Btw, the tenant "threatened" to report us to the real estate office because we "provided poor service for 2 weeks in that the electricity wasn't working right." The tenant is correct that it wasn't working right for two weeks, but she is responsible to call the utility company to fix the problem, because her name is on the account of it. Her refusing to call them up initially was her negligence. But since I did it, 3 times, now it seems like the onus was on our side to have the utility company fix the issue. This tenant is very unreasonable person...and I would boot her immediately if I had the power to.... --204.102.xxx.xxx
Constant Clogger (by JB [OR]) Posted on: May 31, 2019 2:37 AM
It sounds to me that you have two big problems...and the first one is related to you
.....and that doesn't even count Moshe. --24.20.xxx.xxx
Constant Clogger (by E [CA]) Posted on: May 31, 2019 12:03 PM
Well, my mother who's the owner of the building calls the shots; she never came along with me during service calls except for once. I'm on the front line doing all the legwork. I see what's going on exactly, both physical observation of maintenance calls, and this querulous tenant's gestures/threats/overbearing/incessant complaining attitude. Since my mom is in the rear, she thinks I'm the one overreacting and vilifying this tenant. My hands are tied behind my back, and therefore I will no longer visit this property as long as this tenant is there. I will let my mother, firsthand, deal with this unpleasant tenant. This way, she'll know what I'm talking about. --47.152.xx.xxx
Constant Clogger (by JB [OR]) Posted on: May 31, 2019 3:13 PM
That sounds like a great idea. --24.20.xxx.xxx
Constant Clogger (by Cjoíh [CT]) Posted on: Jun 5, 2019 1:04 AM
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